Land to the West of High Street, Barkway, Hertfordshire, SG8 8ED

Main issues, as the Inspector framed them

• Whether the proposed development would be in a suitable location, with particular regard to the development plan and national planning policy
• The effect of the proposed development on the character and appearance of the area, including the Barkway Conservation Area and Grade II listed buildings at Barkway Cottage and Clockhouse Cottage
• Whether the site is an appropriate location for the proposed development, with particular regard to the effects of odour on the living conditions of future occupiers
• Whether any harm identified, including conflict with the development plan, would be outweighed by other considerations

What decided it

The less than substantial harm to the significance of the Barkway Conservation Area and the setting of the two listed buildings was not outweighed by the public benefits, which alone was sufficient to justify refusal.

The significant weight afforded to housing, affordable housing intent, economic, ecological and community benefits was outweighed by the considerable weight given to less than substantial heritage harm and the unresolved risk of significant adverse odour effects on future occupiers, so the balance tipped against the grant of permission.